13 River Walk, Roosky, Rooskey, Co. Roscommon, N41 AE62
7 homes sold nearby. See what they went for — and what to bid on this one.
€205,000 · 3 Bed · 3 Bath · 95m² · Semi-D
Market Position
Priced Within Local Sold Range
At €205,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 6.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 13mo recency · Moderate confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €205,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €10,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €205,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€10,250
That's what overbidding by just 5% on a €205,000 home costs you — before interest.
A €19 check before a €205,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €205,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Riverwalk, Rooskey, Roscommon, Roscommon | 2026-01-27 | 95m² | |
| 16 River Walk, Rooskey, Roscommon, Roscommon | 2025-03-14 | 102m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER C2 Advantage: With a C2 BER rating, this property's annual energy costs are likely to be around €1,600-€2,000, offering a moderate advantage over D-rated properties where costs could range from €1,800-€2,200 annually for a similar-sized home.
Details
- Space Efficiency: The 95m² size of this 3-bedroom, 3-bathroom semi-detached home is standard for family living, offering good space utilization without being excessively large for typical maintenance needs.
- Value Optimization Opportunity: Upgrading the C2 BER rating to a B2 could cost approximately €6,000-€9,000 and potentially increase property value by €10,000-€15,000, representing a sound investment for enhanced market appeal and long-term savings.
- Hypothesis: The C2 BER rating, while not poor, represents a tangible opportunity for value enhancement; a targeted investment in insulation and heating upgrades, potentially costing €8,000-€12,000, could elevate the property to a B1 or A3 rating, yielding an estimated 20-25% reduction in annual energy bills and a significant uplift in resale value, especially if local market trends shift towards higher energy efficiency standards.
Amenities
Limited Direct Transport: There are no specific bus routes, train stations, Luas or DART stops explicitly listed as serving Roosky directly, suggesting reliance on private transport for connectivity to larger towns or cities.
Details
- Local Amenities Scarce: Specific schools, healthcare facilities, major shopping centres, or distinct lifestyle amenities such as parks or dedicated restaurants are not detailed for Roosky, indicating a need to travel for most services.
- Walkability Constraint: While a specific address is provided, the lack of detail on local infrastructure like pedestrian paths or greenways suggests that walkability within Roosky itself might be limited, necessitating car use for accessing essential services or recreational spaces.
- Hypothesis: The absence of specified public transport links and detailed local amenities for Roosky suggests that its property market value is heavily influenced by its proximity to larger service hubs; properties here will likely see greater appreciation if there are planned infrastructure upgrades or if travel times to key employment centres like Carrick-on-Shannon or Longford are significantly reduced by improved road networks.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.